River View Realty & Appraisals, Inc

What happens if a buyer contacts the seller directly?
If the buyer of your home is not represented by any broker, then there is no obligation to pay a commission to any firm or broker.  You should always ask someone who calls you whether a broker represents him or her.  They may be under a buyers representation contract and therefore the agent is entitled to a commission should the buyer purchase your home.

What is a showing service?
The showing service utilized by the Triangle MLS is Centralized Showing Service (CSS).  CSS is a third party service that serves as the middleman between the seller and the buyer’s agents to organized appointments to view your home.  CSS will have the contact information and instructions of the seller that will be passed onto the Realtor in order to access your home to show potential buyer clients.
Realtors will call the showing service when they want to show the home and they will receive any lock box code you may have in order to enter your home.  You can set up the showing service so that CSS will contact you by phone or email each time a broker calls, and so that you can okay or deny/cancel the showing.  You also have the option of not using the showing service at all and have a contact phone number on the MLS listing to contact you directly for entry. 
 
You can either vacate your home at the appointment time to allow the agent to show the home to their clients or you can remain at home.  It is recommended that if you remain during the showing that you just hover in the background and be ready to answer any questions they may have.  You can also set it up with CSS to only allow showings during certain times of the day or week.
 
If you choose to use the showing service, then after the home is shown, the buyers’ agent will receive an email from CSS to offer any feedback to you regarding your property.  The agent may or may not leave feedback.  This is a great tool in order to find out what potential buyer liked or disliked about your property.  The seller will receive a showing service seller account at CSS so feedback can be viewed and your showing instructions can be modified at any time.

Who will see the seller's property after it is entered onto the MLS?
Any person with internet access will see your home should you decide to allow public access.  The MLS can feed out your listing to many other websites such as Realtor.com, Trulia.com, Zillow.com, AOL.com, Yahoo.com, RealtyTrac.com, FrontDoor.com, and many more.  The information about your home provided by these other sites can sometimes be limited but the main content of your listing such as price, some photos amenities, etc will be available.
 
Of course every broker that is a member of the MLS will see it. Not only is the listing made available to other real estate sites but also the majority of national firms, local firms and local agents participate in the IDX (Internet Data Exchange) in which they will have MLS search capability on their web sites.  From these search engines anybody can put in the criteria of the type of home in the area that they are looking for.  If your home falls within this criterion it will come up for them to view.  You may have used one of these search engines yourself on real estate company websites, and in fact River View Realty & Appraisals offers this service on our website at www.riverviewra.com.

Will the seller's number be available on the MLS?
Sellers have the option to have their personal phone number displayed on the appointment section of the MLS listing should you decide to handle all appointments yourself.  Should a broker wish to make an appointment they will contact you directly.  Alternatively you can elect to use CSS to set your appointments in which case any appointments will be made per your instructions that you give to CSS.

Does River View Realty & Appraisals, Inc provide signs?
Our listing firm sign is included in the Entry Only Service. Our sign must remain in the yard while listed, as this is a requirement of the Triangle MLS®. The sign will have River View Realty & Appraisals contact information and if an unrepresented  (no broker) buyer should call, that buyer will be directed to you the seller.  You may also use your own FSBO sign in addition to the listing firm sign.  Once your home is sold we would appreciate that the sign be returned.

Does River View Realty & Appraisals, Inc provide a lockbox for the home keys?
We do not provide a lock box.  A lock box can be purchased from many hardware stores for around $30.  You will find it to your advantage to purchase and utilize a lockbox to hold keys to your home and any other outbuilding.  Should you choose to use the services of CSS to set appointments for agents to show your home you will need to provide River View Realty & Appraisals, Inc your lockbox combination so we can pass this on to CSS.  Only Realtors or Appraisers who are members of the Triangle MLS® are able to make appointments and receive your lockbox combination through CSS.  There are of course inherent potential problems with having unknown people and agents gain access to your home.  These potential problems are outlined on the listing contract.

Who will take photographs of the property?
River View Realty & Appraisals, Inc. will take pictures at the same time we come to measure your property, or you can provide your own digital photos on a disk or memory stick..  The Triangle MLS® has the capability to include up to 12 photos of your home.  Some other real estate website that your listing is then feed out to may allow more or less photographs depending on the site.

How does the seller pay for the Entry Only Service?
The seller can pay either by cash, check or money order at the time of inspection.  Your listing will not be placed on the MLS until full payment is received.

How long will it take for the home to show up on the MLS?
Once River View Realty & Appraisals, Inc. visits the home, takes measurements, makes any notes concerning the amenities, take pictures, all applicable documents are signed by all owners, and fee is paid, your listing will be entered within 72 hours (which is a requirement of the MLS).  Once entered on MLS, the MLS will populate tons of other websites.  Depending on the particular website that the listing is being feed out to will depend on the time that it takes for it to go online.  Typically this takes between 1-7 days after your home is listed on the MLS.

What happens if a buyer contacts River View Realty & Appraisals, Inc to enquire about the property or requests to see the home?
If the unrepresented buyer contacts River View Realty & Appraisals, Inc.that buyer will be directed to the seller. If a buyer is already represented by River View Realty & Appraisals, Inc. and then wants to see the property, River View Realty & Appraisals, Inc. will schedule a showing to show your home.  If we are representing a buyer and showing your home we will be no different than if another firm who brings in a buyer.  If our buyer then proceeds to purchase your home we will therefore be entitled to any buyers agent commission you are offering.  We will still be listed as your listing agent and due to this we will be considered a Dual Agent, but due to our limited services offered to you through this program more advice and services will be given to our buyer clients.  We advise you not to tell any of our brokers any personal information concerning your motives and reasons for selling at any time.
 
What happens if the property does not sell?
The Entry Only Service is valid until your home sells.  The reasons your home may not be selling can be due to a number of reasons.  If your home has not sold within a time frame that is typical for your area, you may wish to consider Full Service Brokerage, as there is most likely potential issues that River View Realty & Appraisals, Inc.can help point out and offer a remedy.  The most common cause of homes not selling is price and condition.

Where does the seller acquire forms when an unrepresented buyer wants to make an offer?
River View Realty & Appraisals, Inc. will provide to seller all applicable blank forms and contracts. If a buyer's agent presents an offer, then that agent will have the forms.  Due to our limited services per our Listing Only Service contract we will not be able to assist you in filling out the forms or offering advice on negotiations or other elements of the sale.  There are some forms that you will legally be required to supply to anyone making an offer on your property.  We supply these forms to you for you to fill out and convey to the buyers side.

Does the seller actually list their property with River View Realty & Appraisals, Inc?
Yes, the seller will fill out and sign an "Exclusive Agency Listing Agreement" in which entitles River View Realty & Appraisals, Inc to be the exclusive listing firm. Our fee for this limited service is based upon the size of your home.  The Seller can sell the home to any buyer whether or not an agent represents that buyer.  Although we will be officially your listing brokers, due to the limited services provided through this program many elements of a Full Service Brokerage will not be provided to you.

What happens when an offer is presented?
If an offer is presented from a buyer's agent, the seller will have to give a copy of the NC Property Disclosure, the Home Owners Association Addendum (if applicable) and Lead Based Paint Addendum (if home was built prior to 1978) to the buyer's agent so the buyer can sign and verify that these have been provided. The seller will negotiate directly with the buyer's agent and all contact to the buyers’ side should be made through the buyers’ agent.

If an unrepresented buyer presents an offer, River View Realty & Appraisals, Inc will provide all applicable blank forms and contracts, however as part of the listing agreement we can not offer assistance in filling out the forms. The seller is advised to contact an attorney for any legal advice concerning contracts and forms if desired.

It is also noted that if an unrepresented buyer makes an offer on your home then you are able to use any form of contract that you deem appropriate, as long as the contract has specific elements and information included.  Only licensed Brokers in the state of North Carolina are required to use certain ‘fill in the blanks’ forms for a transaction.  Once again it is recommended that you consult an Attorney on all legal matters and contracts.

Make copies of all contracts made between you and the buyer so that each can have a copy and extra copies for the Attorney and mortgage broker.

What if the seller wants to make a change in price, description or change some photos?
No problem, just send an email with changes and/or photos. There is no charge for changes. Sellers will be required to sign an amendment form for price changes.

Will real estate agents show the home?
In the past, buyers used to contact an agent, tell the agent what kind of home they desire and the agent would hand pick the homes that "they" wanted to show the buyer. Now, in today's world, the "buyer" is on the internet, the "buyer" can find the homes they want to see and the "buyer" will provide a list to their agent. Any good agent will show their buyer the homes that their buyer "wants" to see. So if a buyer wants to see your home, then "yes" their agent will show your home. If for any reason an agent does not want to show your home (such as the home is too far from their office, etc) then the buyer can and will contact you or another agent to view the home.
 

A buyer's agent has a fiduciary duty to represent their buyer and act in the buyer's best interest. If they do not do this, the buyer has a right to terminate the relationship with that agent. YOUR HOME WILL BE SHOWN BY OTHER AGENTS just as all listings are shown by many agents and many firms.

What if I want to change from an Entry Only Service to River View Realty & Appraisals, Inc Full Service Brokerage representation?
Sometimes sellers do not realize how much effort and emotional burden as well as the the legal requirements and knowledge requirements that selling a home requires, .  You may find out that after attempting to sell your home yourself that you may wish to have Full Service Representation, this is where we can help out.  If the property does not sell during the 12 months that an Entry Only Service is active, and the seller wishes to engage the Full Brokerage Service offered by River View Realty & Appraisals, Inc, then the $250 cost of the Entry Only Service will be given back to the seller at the time of closing on the property, should the property sell while listed with River View Realty & Appraisals, Inc.

What services are not covered under the Entry Only Service?
Under the Listing Only Service program, River View Realty & Appraisals, Inc.is the entry only listing firm and does not represent the seller as a seller's agent. 

River View Realty & Appraisals, Inc will not represent the seller nor provide services in the following circumstances:  Negotiations of any offers and terms, assist in determining list price, representation during listing term, represent seller at closing, will not hold escrow money, inform on market conditions and competition, handle contracts, forms and addendums, organize or handle any inspections or appraisals, show the home to buyers not represented by RVRA, provide net funds to seller information or any other service not mentioned in the Listing Only Service information.  River View Realty & Appraisals, Inc does offer Full Service Brokerage should you require this level of service.  We would be happy to speak to you about how we can represent you in this capacity.

Does the seller have to pay anything if the home does not sell?
Once the initial cost to list the property is paid, nothing more is due to River View Realty & Appraisals whether the home sells or not.

Does the seller have to notify River View Realty & Appraisals, Inc when the property goes under contract or sold?
Yes, the MLS requires that status changes be entered in the MLS within 1 day of the status change. The listing firm must follow all rules of the MLS. All firms and agents are subject to fines if rules are not followed. Fines will be passed on to you if MLS rules are broken due to your actions. A copy of all pending contracts and closing documents (HUD1 form) must be given to River View Realty & Appraisals, Inc on the day of that status change.

What forms will need to be signed for me to have an Entry Only Service listing with River View Realty & Appraisals, Inc?
As mentioned above you will need to sign an exclusive listing agreement that details that the listing is an Entry Only listing and that you will receive the limited services associated with this listing.